I bet you will find a motivated seller  if you do this 100 times and if you have great helpful personality.Once you find a really good deal and have a good connection with the owner,  I bet you can turn the lead into $5K for you at least. 

I bet you could get a FHA or conventional secondary market loan on that.

Simple concept but people don't due it because of the cost of traveling and the crazy amount due diligence required.Safest bet is always cash flow but this is not the best area for that.

or are you betting on appreciation? 

Otherwise buying low cost rental is probably your best bet.

A lot of people love the high growth cities, and less, but still many, love the sure bet of Lubbock.Anywho, welcome to BP and real estate investing!

Check out the responses on your target question on the right category, I bet you'll find a lot of same questions or even answers to your question. :) Nonetheless, go ahead and check out the blogs and podcasts.

I have only one under my bet, and another I am working, but here is what worked for me.

What is the safest bet for me?

I bet someone like Jay with the years of experiance and hundreds if not thousand + closings he has, he may have a good idea to help you.Good luck